Workshop Item - Sheila Sellman, City Planner
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Northtown Discussion Part III
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EDA Lots
The Blaine Economic Development Authority (EDA) owns six parcels in the Northtown area - a cluster of three lots at the corner of University Avenue and 90th Lane totaling 2.1 acres (labeled as 1 in the attached map), and a cluster of three lots off 89th Avenue NE, east of Auto Zone (formerly K-Mart), totaling 2.8 acres (labeled 2 in the attached map).
The adopted Northtown Plan (“Plan”) shows some level of residential on the EDA properties. For area 1, the Plan shows townhomes and green space. For parcel 2, the Plan shows an apartment building.
Parcel 1 is a corner lot adjacent to University Avenue, 90th Lane, 3rd Street and retail. Single family residential is located across 90th Lane and 3rd Street. When streets separate parcels they become a natural barrier and a transition for other uses. In this instance, having a density and type change from single family on one side of the street and townhomes or apartments on the other side of the street between the commercial use and single-family uses, provides a natural progression in development. It is typical to see the tiers of densities when parcels are next to commercial.
Parcel 2 is adjacent to single family residential and commercial with access from 89th Avenue NE. The Plan shows an apartment building on this parcel. The same approach could be taken on this site as mentioned above, especially given there is not a road to provide a barrier and the lots are abutting residential.
Does the Council agree with some level of residential on these parcels? The EDA has the opportunity to jump start redevelopment in this area. If there is consensus, staff can begin actively marketing the sites and start cleaning these up to preparing for development.
Land Use Discussion on Three Areas
At the winter retreat, it appeared council was in agreement that the outer edges of the plan need further evaluation. The attached map shows three areas staff would like to focus on. Area A includes the EDA parcels just discussed and the Auto Zone building (former K-mart). The Plan shows this area as solely residential with a mix of townhomes and apartments. The Council should discuss if there is agreement with this entire area redeveloping into residential, and if so, what type of mix is acceptable.
Area B is Rainbow Village. Currently the ownership is actively marketing the vacant Rainbow box and has attempted to redevelop the site with an apartment building. Since the project failed, it has been determined that a 196 4-story apartment is not the vision for this site. Is any level of multi-family suitable for this site? Would a mixed-use building be acceptable (first floor retail with apartment above)? It is important to identify acceptable uses especially when the ownership is actively looking to sell/redevelop the site.
Area C in the Plan shows large scale multi-family in the form of apartments. This site includes North Court Commons that is owned by Krause Anderson. North Court Commons is 68% occupied. Krause Anderson continues to market the center but may be willing to partner with the City on some type of redevelopment if the City is willing to participate financially. With that being said, the Council should determine what is acceptable in this area. On the south side of Sanburnol Drive is single family homes located in the city of Spring Lake Park.
Springbrook Creek
Springbrook Creek (Anoka County Ditch 17) runs through this area. Some sections are a stream and other sections are piped underground. The ditch eventually flows to the Mississippi River. During heavy rainfalls, this waterway has been known to flood businesses near University Avenue and CR 10. Daylighting the creek and restoring the meandering portion through the district while expanding stormwater management is recommended in the Plan. This could be framed as a greenway for businesses, restaurants, and shops to use as an amenity.
This was discussed at the winter retreat. Council seems interested in creating this amenity. If there is a commitment, staff suggests exploring purchasing the properties that would be affected. In order to daylight the creek, some of the existing buildings will need to be removed. The former Spire Bank (8700 University Avenue NE) is for sale and staff is getting calls to redevelop this site, in the Plan, the creek goes through this parcel. The Coon Creek Watershed is interested in partnering on a project, which will require financial commitments from the City and Watershed.
Public Outreach/Participation
Public Outreach was mentioned at the winter retreat. Outreach included many social media posts that reached 65,000 people. Emails and text messages were sent to 34,496 website subscribers and three newsletter articles were sent out to 30,000 Blaine residents. While extensive outreach and engagement was done while creating the plan, more can be done. Staff is seeking clarification if the outreach is to solicit feedback, or to share and explain the plan.
If council would like further input from residents or just want someone to facilitate internal discussions on the plan, staff suggests hiring Local Initiatives Support Corporation (LISC) and going through their Corridor Development Initiative (CDI) process. LISC is a non-profit community development financial institution that supports community development initiatives across the country. This could be a good opportunity when reviewing the “edges” of the plan.
LISC Twin Cities has provided three options that include working sessions and public engagement (full descriptions with fees attached).
Option 1-City Council Working Sessions
Two working sessions with council, staff, planning commission and additional guests as determined by the Council. The sessions would include an interactive block exercise to explore alternative development scenarios for specified areas which includes a financial analysis tool to assess feasibility of the scenarios. May include invited developers to react to scenarios. Facilitated discussion. Deliverables includes proposed revisions and update to the Plan.
Option 2 - Ad Hoc Working Group
The City selects a working group of 20-25 members that represent a set of community interests and real estate expertise to provide recommendations to the City Council on revisions this can include elected officials. This would be three working sessions. This would include a facilitated discussion to build consensus on potential revisions to the Plan. Reestablish community goals and concerns for the specified areas of the Plan. Interactive block exercise to explore alternative development scenarios and includes financial analysis tool to assess scenarios. May include invited developers to react to block exercise scenarios. Deliverables includes proposed revisions an update to the Plan.
Option 3 - Full CDI Community Engagement Process (open to general public)
CDI consultants will work with city staff to support and advisory group (elected officials, community and business leaders, key partners) through four community workshops to revise and update specific areas of the Plan. The four workshops will be: 1) gathering information 2) block exercise 3) developer panel 4) create final recommendations. Deliverables includes proposed revisions and update to the Plan.
Staff Recommendation
Staff is seeking direction on items outlines in this report.
1. EDA Lots - Does the council agree with some level of residential on these parcels? The EDA has the opportunity to jump start redevelopment in this area. If there is consensus, staff can begin actively marketing the sites and start with cleaning up the sites and preparing for development.
2. Land Use - what is acceptable for the three areas discussed?
3. Springbrook - If there is a commitment staff suggests exploring purchasing the properties that would be affected.
4. LISC - is council interested in any of the options outlined in the report?
Attachment List
Northtown EDA Properties
Land Use Discussion
LISC CDI Options Proposal